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PL24-0133 (Site Approval)
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LOCATION MAP
PROJECT NO.: PL24-0133 (Site Approval)
APPLICANT: Chino Preserve Development Corporation
REQUEST: A request to construct 93 single-family detached condominium dwelling units on 6.48 adjusted gross acres of land at a density of 14.35 dwelling units per acre in the Community Core 16 (CC 16) land use designation of The Preserve Specific Plan.
LOCATION: West of Main Street, north of Legacy Park Street (APNs: 1057-181-21 and -37).
RECOMMENDATION
recommendation
Adopt Planning Commission Resolution No. PC2025-024, approving PL24-0133 (Site Approval), based upon the findings and subject to the departmental conditions of approval.
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SURROUNDING ZONING AND LAND USE:
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Existing Land Use |
General Plan |
Zoning District |
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Project Site - |
Vacant |
Community Core 16 (CC 16) |
The Preserve Specific Plan |
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North - |
Vacant |
Community Core 16 (CC 16) |
The Preserve Specific Plan |
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East - |
Vacant |
Community Core 16 (CC 16) |
The Preserve Specific Plan |
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South - |
Vacant |
Community Core 16 (CC 16) & Medium Density Residential (MDR) |
The Preserve Specific Plan |
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West - |
Vacant |
High Density Residential 16 (HDR 16) & High Density Residential 30 (HDR 30) |
The Preserve Specific Plan |
BACKGROUND
On February 13, 2008, the Planning Commission approved an “A” level Master Site Approval (MSA No. 2006-02) and Tentative Tract Map (TTM) No. 16420 to subdivide approximately 514 acres of land for future development of a variety of residential, commercial, institutional, mixed use, and open space recreational land uses for the South of Pine master plan area within The Preserve Specific Plan (PSP). On February 23, 2022, the Planning Commission approved modifications to both MSA 2006-02 and TTM 16420, modifying underlying conditions of approval and rectifying the inconsistencies between the MSA and TTM that resulted when The PSP was updated in 2021. On May 15, 2024, the Planning Commission approved a “B” level MSA (PL23_0043) to further master plan 39.29-acres of land, a portion of the South of Pine master plan area for future residential development of 866 residential units, known as Block 8 master plan area. The applicant, Chino Preserve Development Corporation, is now requesting approval of a Site Approval (PL24-0133) to construct 93 detached single-family units. The previous Public Works and Fire District conditions of approval for Tract 16420 shall apply to this development, which require dedications and public improvements for access, streets, drainage, and utility systems.
On June 27, 2024, the applicant submitted a preliminary application under the provisions of Senate Bill 330, the Housing Crisis Act (SB 330). SB 330 was adopted by the State in 2019 to, among other things, provide more certainty to housing developers by allowing them to lock in the standards and fees that apply to their projects. Subject to limited expectations, filing a preliminary application locks in the development standards that are in place on the day the preliminary application is filed.
ISSUES/ANALYSIS
Site Design
The project site is located within The Preserve Specific Plan area, west of Main Street, north of Legacy Park Street, at the southeastern portion of the Block 8 Master Plan Area. The project consists of 93 single-family detached condominium homes on 6.48 adjusted gross acres of land at a density of 14.35 units/acre in the Community Core 16 (CC 16) land use designation of The Preserve Specific Plan.
Primary access to the neighborhood is provided from Main Street and Legacy Park Street. Internal circulation is provided via 26-foot-wide private drives, with on-street parking provided where available. The project is designed with three-story single-family detached condominium homes. The homes are designed to front Main Street and Legacy Park Street, or front an internal private drive aisle. Each home has a two-car garage facing a private alley. The neighborhood is designed with two points of pedestrian access to Main Street via a landscaped paseo on the northern portion of the site and a sidewalk which is more southerly located.
Project statistics are as follows:
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Item |
Proposed |
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Project Area - |
6.48 adjusted gross acres |
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No. of Residential Units |
93 |
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Density |
14.35 dwelling units per acre |
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Lot Coverage |
36% |
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Landscape Coverage |
29% |
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Parking (proposed/required)- |
251 proposed/196 required (186 garage spaces + 65 guest spaces) |
Architecture and Floor Plans
There are a total of three floor plans and three architectural styles proposed for this project. Floor plans range in size from 2,000 square feet to 2,211 square feet. Enhanced elevations are provided on all public facing elevations, including elevations that side onto a public street, private drive, or paseo.
The three architectural styles proposed include Adaptive Farmhouse, Industrial, and Mainstreet. The following is a brief description of each architectural style:
- Adaptive Farmhouse: This style utilizes a combination of stucco and board and batten horizontal and vertical wood siding, gabled ends with wood siding, steep roof pitches, and decorative shutters. Enhanced entries have bold trim elements. Decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. A flat concrete tile roof is provided. The paint choice features white trim over darker blue and gray field shades, and brown trim over tan field shades, to create a contrast.
- Industrial: This style utilizes a combination of stucco finish, fiber cement siding accents, and an asymmetrical façade with cantilevered projections. It features decorative metal railing at the balconies, multi-paned windows with foam trim, metal awnings, and a recessed entry. Stone veneer accents are also provided on all three plans. Decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. A flat tile roof is provided in addition to a parapet roof. Regret control joints have also been added to the stucco to provide a banding effect. The paint choice features white trim over darker gray field shades, to create a bold and contemporary style.
- Mainstreet: This style utilizes a combination of stucco finish with brick veneer accents on all three plans and boxed out trim detail at focal windows. It features decorative cornice accents with dentils, multi-paned windows with foam trim, and a shallow recessed entry. Decorative front doors, panel pattern garage doors and decorative light fixtures are provided to match the architectural style. Field colors of this style vary from tan to warm colors, and accent colors are various shades of white and brown. Regret control joints have also been added to the stucco to provide a banding effect. A flat concrete tile roof is provided for this style.
Design Review Board (DRB)
This project is a repeat product of PL24-0096 (Site Approval) located within the Block 11 master plan area, with similar colors to match, previously reviewed by the Design Review Board (DRB) on March 3, 2025. The project was well received and the DRB recommended approval of the project to the Planning Commission, which the Commission approved on March 19, 2025.
Landscaping, Walls, and Private Open Space
There is no minimum landscape coverage requirement for the CC 16 land use designation; however, the project is providing a landscape coverage of 29%, which is consistent with other approved residential projects of this density. Landscaping through the development has a drought tolerant design, primarily located along Main Street, Legacy Park Street, the private drive aisles, and the internal paseos. Landscaping will be maintained by the private Homeowner’s Association (HOA). Each unit is required to have a minimum private open space (POS) of 100 square feet with a minimum dimension of 5 feet. All units meet or exceed the POS requirements by providing front yard patios, interior side yards and/or second story decks.
A six-foot-high decorative block wall with 24-inch and 16-inch pilasters is located at the western perimeter of the tract, and six-foot high decorative block walls will enclose private side yard open space for some end units. Three-foot-high low stucco courtyard walls with vinyl gates will be provided for units fronting onto Main Street, Legacy Park Street, and the internal paseos. Vinyl privacy fences will be provided between properties, located in the side yard areas, outside of public view.
Residents will have access to a recreation center, known as the Club on Main, located at the southeast corner of Main and Legacy Park Streets. The recreation center includes a tennis court, half basketball courts, volleyball court, swimming pool, spa, clubhouse, and fitness center. Construction is anticipated to begin later this year and completed by 2026.
Parking
A two-car garage is provided for each home. Guest parking is required at one space for every 10 units, resulting in a total of 10 required guest parking spaces. A total of 65 guest parking spaces are provided, which exceeds the required guest parking. Additional parking spaces, that are not included in the overall guest parking count, are provided along Main Street. Overall, the total number of parking spaces provided exceeds the parking requirements of The Preserve Specific Plan with a total parking count of 251 parking spaces, which is 2.70 parking spaces per unit (186 garage spaces and 65 guest parking/local street spaces).
Public Noticing
A 10-day notice was mailed to all property owners within a 300-foot radius of the project site. In addition, a notice was published in the Chino Champion on September 6, 2025, and the City sent information out on the City’s social media platforms. In response to the public notice, no comments have been received. The notice exceeds legal noticing requirements.
ENVIRONMENTAL REVIEW
The project is within the scope of the previously adopted Addendum to The Preserve Chino Sphere of Influence – Subarea 2 Final Environmental Impact Report (SCH# 2000121036) (EIR) for South of Pine Update 2022, which adequately describes the proposed activity for the purposes of California Environmental Quality Act (CEQA), pursuant to Section 15164 of CEQA Guidelines. Additionally, there have been no substantial changes in the project since it was originally assessed under the Addendum, or no substantial new information that was not previously known when the project was originally assessed under the Addendum. No further action under CEQA is required.